608 Holly Ct · Jonesville, MI 49250

$45,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily · 160 Days on market

Built 1986 Fair condition 5,330 sqft lot $41/sqft · 63% below area ↓ 3% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 2-bedroom 1 bath home with a carport, enclosed porch, shed, newer appliances, paint and flooring. Enjoy the security and quiet of this mature Jonesville, MI retirement community. Evergreen Estates offers a friendly, country neighborhood atmosphere, combined with all the advantages and amenities of its surrounding towns and cities. Yet as far removed from the every day as it may feel, Evergreen Estates is remarkably accessible to a wealth of shopping, medical care, entertainment, and recreational opportunities. With an attractive clubhouse at the heart of the community, Evergreen Estates is a place where activities are enjoyed, neighbors become friends, and memories are made.

Key facts

• Attractive clubhouse
• Updated home
• Enclosed porch

Tags

• UPDATED HOME
• ENCLOSED PORCH
• ATTRACTIVE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#267 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Jonesville Community Schools (rural): math 29% / reading 40% proficiency, ranked #297 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Elementary School (math 34% / reading 36%, grade F, #735 of 1,397 statewide, top 53%, 549 students, 62% FRL); Jonesville Middle School (math 26% / reading 45%, grade F, #278 of 493 statewide, top 57%, 278 students, 56% FRL); Jonesville High School (math 27% / reading 42%, grade F, #372 of 713 statewide, top 56%, 367 students, 39% FRL).
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hillsdale County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.34% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.61%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $121,804
• List price: $45,000
• Delta: -63.06%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Holly Ct	0.00mi	2/1.0	1,104 (0%)	23mo	$57,000	$52	81
616 Holly Ct	0.02mi	2/2.0	1,222 (+11%)	9mo	$69,900	$57	70
311 East St	1.07mi	2/1.0	1,253 (+14%)	7mo	$169,000	$135	37
310 Strait Ct	1.04mi	2/1.0	936 (-15%)	24mo	$182,450	$195	20
402 Beck St	0.71mi	3/2.0 (+1)	1,296 (+17%)	23mo	$105,000	$81	14

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 3.06×
• Total profit: $25,899
• Equity at exit: $6,710

10-year hold

• IRR: 53.0%
• Equity multiple: 6.19×
• Total profit: $65,336
• Equity at exit: $3,891

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $45,950 ($43/sqft)
• Median days on market: 132 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +153.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 49250

• Home prices YoY: -22.2%
• Active inventory: 39
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $521

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $552	-5% $536	+0% $521	+5% $505	+10% $490
Rent	-10% $438	-5% $479	+0% $521	+5% $562	+10% $604
Rate	-1.0pp $544	-0.5pp $532	base $521	+0.5pp $509	+1.0pp $497

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 West St Jonesville, MI	2.0	1.0	800	$1,053	$1.32	0d	2	0.86mi

Property features AI

Exterior

• Parking: No garageCarport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyEntry at ground level with steps
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: Located on a cul-de-sacPaved road accessLot dimensions approximately 65 x 82

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: Total of 3 roomsGround-level entry with steps

Listing history 50 events

1. 2026-11-08
   days on market $45,000 Active 160 DOM
2. 2026-11-07
   days on market $45,000 Active 159 DOM
3. 2026-11-06
   days on market $45,000 Active 158 DOM
4. 2026-11-05
   days on market $45,000 Active 157 DOM
5. 2026-11-04
   days on market $45,000 Active 156 DOM
6. 2026-11-02
   days on market $45,000 Active 154 DOM
7. 2026-11-01
   days on market $45,000 Active 153 DOM
8. 2026-10-31
   days on market $45,000 Active 152 DOM
9. 2026-10-30
   days on market $45,000 Active 151 DOM
10. 2026-10-29
    days on market $45,000 Active 150 DOM
11. 2026-10-28
    days on market $45,000 Active 149 DOM
12. 2026-10-27
    days on marketlisting id $45,000 Active 148 DOM
13. 2026-10-26
    days on market $45,000 Active 147 DOM
14. 2026-10-25
    days on market $45,000 Active 146 DOM
15. 2026-10-24
    days on market $45,000 Active 145 DOM
16. 2026-10-23
    days on market $45,000 Active 144 DOM
17. 2026-10-22
    days on market $45,000 Active 143 DOM
18. 2026-10-21
    days on market $45,000 Active 142 DOM
19. 2026-10-20
    days on market $45,000 Active 141 DOM
20. 2026-10-19
    days on market $45,000 Active 140 DOM
21. 2026-10-18
    days on market $45,000 Active 139 DOM
22. 2026-10-17
    days on market $45,000 Active 138 DOM
23. 2026-10-16
    days on market $45,000 Active 137 DOM
24. 2026-10-15
    days on market $45,000 Active 136 DOM
25. 2026-10-14
    days on market $45,000 Active 135 DOM
26. 2026-10-14
    days on market $45,000 Active 134 DOM
27. 2026-10-12
    days on market $45,000 Active 133 DOM
28. 2026-10-11
    days on market $45,000 Active 132 DOM
29. 2026-10-10
    days on market $45,000 Active 131 DOM
30. 2026-10-09
    days on market $45,000 Active 130 DOM
31. 2026-10-08
    days on market $45,000 Active 129 DOM
32. 2026-10-07
    days on market $45,000 Active 128 DOM
33. 2026-10-06
    days on market $45,000 Active 127 DOM
34. 2026-10-05
    days on market $45,000 Active 126 DOM
35. 2026-10-04
    days on market $45,000 Active 125 DOM
36. 2026-10-03
    days on market $45,000 Active 124 DOM
37. 2026-10-02
    days on market $45,000 Active 123 DOM
38. 2026-10-01
    days on market $45,000 Active 122 DOM
39. 2026-09-30
    days on market $45,000 Active 121 DOM
40. 2026-09-29
    days on market $45,000 Active 120 DOM
41. 2026-09-28
    pricedays on market $45,000 Active 119 DOM
42. 2026-09-27
    days on market $52,900 Active 118 DOM
43. 2026-09-26
    days on market $52,900 Active 117 DOM
44. 2026-09-25
    days on market $52,900 Active 116 DOM
45. 2026-09-24
    days on market $52,900 Active 115 DOM
46. 2026-09-23
    days on market $52,900 Active 114 DOM
47. 2026-09-21
    days on market $52,900 Active 112 DOM
48. 2026-09-20
    days on market $52,900 Active 111 DOM
49. 2026-09-19
    days on market $52,900 Active 110 DOM
50. 2026-09-18
    days on market $52,900 Active 109 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,636
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$1,309
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $4,838/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $27,600–$49,680 screening

This home requires moderate repairs and maintenance, including fresh paint and HVAC unit replacement, to improve its condition and value.

Repairs flagged

• Major paint — paint appears faded in some areas
• Minor HVAC unit — visible but no immediate issues

Value-add opportunities

• Both paint — Fresh paint can significantly improve the home's curb appeal and interior aesthetics ↑
• Both HVAC unit — A new or well-maintained HVAC unit can improve comfort and energy efficiency ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Williams Elementary School F MI #735/1,397 Nat'l #22,904/41,679 Middle Jonesville Middle School F MI #278/493 Nat'l #7,347/14,009 High Jonesville High School F MI #372/713 Nat'l #9,639/17,239

Schools (NCES district)

• District: Jonesville Community Schools
• NCES district ID: 2619920
• Math proficiency: 29% ▬ 0.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $45,333
• Composite: 29.45/100
• National rank: #6514
• State rank: #297 of 540 in MI

B Composite livability gradescore 71/100

Livability — Jonesville

• Score: 71/100
• State rank: #267
• US rank: #6589

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, MI
• County: Hillsdale · 43,704 people
• Population (ZIP): 5,674
• Household income: $61,918
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 19% of renters

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Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Languages at home: 99% English-only · Spanish 1%

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Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.46%
• Current HPI: 221.7044
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Property features AI

Exterior

• Parking: No garageCarport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyEntry at ground level with steps
• Construction: Vinyl sidingPillar/post/pier foundation
• Exterior features: Located on a cul-de-sacPaved road accessLot dimensions approximately 65 x 82

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: Total of 3 roomsGround-level entry with steps

Price history

-2.8% since first listed

12 events — show timeline

• 2026-06-01 Listed $55,900 REALCOMP
• 2026-06-01 Listed $55,900 MiRealSource-MiMLS
• 2024-12-09 Sold (MLS) $57,000 Greater Lansing AoR
• 2024-12-09 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2024-12-09 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2024-12-09 Sold (MLS) $57,000 REALCOMP
• 2024-11-20 Pending — MiRealSource-MiMLS
• 2024-11-20 Pending — REALCOMP
• 2024-10-18 Listed $57,500 Greater Lansing AoR
• 2024-10-18 Listed $57,500 MiRealSource-MiMLS
• 2024-10-18 Listed $57,500 MiRealSource-MiMLS
• 2024-10-18 Listed $57,500 REALCOMP